I have about 15 residents that have been late over 10 times. Can I non renew and offer to renew only if they auto pay???

I took a PM position and need help in getting ideas to have residents pay on time. I have about 15 residents that have over 10 times late. Can I non renew and offer to renew only if they auto pay???

I'd be careful with equal and consistent on a fair housing basis, as this is only targeting the bad payers with requiring auto pay. If you're occupancy is strong, non-renew and look for a better paying renter. more than 3 late payments is too monthly. Enforce policies to the letter or collection practice, and stay firm. It will change on it's own being consistent with this practice and no exceptions.

Jason Schorr thank you!! Yes I see the point I don't want to come across as targeting one group. You are right. I love the feedback.

I have sent letters out to everyone explaining the rent policy and letting everyone know that you will be strictly inforcing the policy as of ___ date. I normally give them 60 days. Then, you need to strictly enforce it. I give people a one-time payment extension and I let them know this will be the only time. All other payments must be in in time. It has worked as long as you stick to it. If they continue, it will either result in an eviction or you can non-renew.

I have one resident that I have filed on 11xs in a row. He got a non renewal from us.

Set a date for eviction and hold to it. We allow people to pay out 2 times. That is it.

15th is my file date

Yup hold a hard date word gets out quick you cant pay late at a property

we allow tenants until the 5th (a grace period) anything after the 5th gets a $50 late fee and a 5 day notice.. we are an office of three people and 297 units..rather than evict we non renew and move on. unless it's dire and repetitive by same tenants every month and we give a 14 day notice to move after the 5 day. Usually the 14 day scares most straight. *usually*. As soon as we started sending out notices to not renew leases over late rent and other things, word got out. It's not as bad as it once was.

Enforce policies ... send to eviction on 10th of month ... stick to a date. They have been allowed to continue to do this. Legal fees will make the ones that can get on track ... if not they need to go.
I would allow them to buy out of eviction one time ... more money for you. The next time they are gone ... find a better renter.

Something that helped us is a texting system. We send a text reminder to people that haven’t paid the day before late day and the day before we file evictions.

I had the same issue after taking over a tax credit property in Virginia. I've used resident rent contest " If you pay by the 1st" or if you "pay by 5pm on the 5th" you will be entered to win. I've changed it up spending about 75.00 each month with different contest. Stick to you legal collection policy! If rent is late on the 6th of the month process that late fee. I will also send out notices on "BRIGHT PINK" paper. It's all about getting the attention.

We track residents who have had 3 or more late pays in a 12 month cycle(NSF included). It is our policy to not offer a standard 12 month renewal but we'd love for them to stay on alternative offer: 1. they can renew on a MTM (starting with their renewal for a 12-month period) during this they CAN NOT be LATE AT ALL or we will immediately file. after 12 months of on-time payments they are then eligible for a standard renewal again; 2, they can renew WITH a GUARANTOR on a 12-month Lease. We've only had to resort to this a handful of times but it has gotten a few habitual late payers who paid but with late fees back on track - even moreso because we explain how this will help their overall payment history especially in the event they need a reference. Those who have done this have converted back to standard renewals and not had any issue.

Educate them on the importance of maintaining a good rental history. I’m a locator and I tell my clients to pay on time because eventually you will likely need to use the current apartment as a rental reference. If the current property reports multiple late pays the next apartment may not approve their application. I explain landlords want to lease to people that pay in full and on time!

No bc that is your personal preference auto pay
If they have to pay online then that's understandable
But it's up to them for auto pay/debit
Instead of the actin you're thinking about talk with them see what is the real issue and if they refuse then do a non renewal for them but give sufficient written notice for that

Add up all the late fees they have paid and split that up in how many months rent they could have paid up front with that or take a trip somewhere other than their living room
In other words motivate

You can also send out a memo to all residents explaining rent collection polices will be enforced and how.

If someone consistently pays late, we send them a non renewal. We also file a resident for eviction if they have a failed promise to pay (which they should have signed) or if we haven't heard from them by the 15th of the month. We also will not take a partial payment. We have 414 apartments and this has worked out very well.

File an eviction they will get it

No partial payments, lockouts, knock on doors, file eviction make them pay legal fees

Are they paying late fees and then paying within the same month before AME? If so, let them keep paying late and bringing you income.

Late payers help increase your income. Let them pay late every month. Just collect before eom

You needed to check your state laws you cannot require someone to pay online you can on renew them and just get them out one by one not all at once to drop your occupancy but you cannot mandate someone to pay a certain way just be careful good luck in your new position

That lovely decoration on the door. Lock ours have been successful for me. After a few, word gets out.

Have a contest/raffle for those paying with auto pay

In AL you have to give a 10 business days pay or quit...if they don't pay with in the allotted time you do not have to take the payment and can evict.....be careful some judges are tough....also remember if you take any money (even a dollar) from them you have to start the process all over....also if you are a property that is subsidized you will have to stop those payment or the eviction can be voided.

Why would you want them to vacate? That is a positive ancillary income on the books!